STAFF REPORT INFORMATION ONLY South Etobicoke Employment Lands Zoning Review Work Plan Date: September 29, 2008 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning, Etobicoke York District Ward 6 Etobicoke-Lakeshore 08 199425 WET 06 OZ SUMMARY This study will review the I C2 (General Industrial) zoning of areas in south Etobicoke to examine land use compatibility between employment uses and sensitive uses such as homes and schools. The properties with I.C2 zoning and the broader area around these uses will be studied including lands generally north of Lake Shore Boulevard West to the area in the vicinity of the CN rail line and between Islington Avenue and Royal York Road. Community Planning staff will work collaboratively with industrial property owners, residents and other stakeholders in the study area to review the existing zoning and to determine if changes are required to improve land use compatibility with the goal of preserving employment land use potential and reducing impacts on nearby residential areas. This report provides preliminary information on the study and the Work Plan for the zoning review. DECISION HISTORY At its meeting of April 12, 13, and 14, 2005, City Council directed Planning staff to undertake a zoning review in south Etobicoke (Motion J(32)). http://www.toronto.ca/legdocs/2005/agenda s/council/cc050412/cofa.pdf Staff report for information - South Etobicoke Employment Lands Zoning Review 1
This action came in response to community concerns about a concrete batching plant on New Toronto Street proposed to be located on a property adjacent to residential uses. COMMENTS The purpose of the study is to review the existing I.C2 (General Industrial) zoning in south Etobicoke to improve the land use compatibility between employment uses and neighbourhoods. If the I.C2 zoning review indicates changes should be made, Planning staff will make recommendations to Community Council. The I.C1 zone s permitted land uses are more compatible with sensitive land uses than the uses allowed in the I.C2 zone. An examination of the I.C1 zoning is not considered necessary at this time. The I.C2 zoning permits a wide range of general employment uses, some of which have the potential to have adverse impacts on sensitive land uses in neighbourhoods. South Etobicoke has a long history as an area of employment and traditionally, worker housing was located within walking distance of factories and other industries. Many of the original industrial employers have now closed, but the area is experiencing a turnaround and new industries are moving in. In December 2004, Toronto Redi-Mix made a site plan application to the City of Toronto to locate a concrete batching plant at 207 New Toronto Street. This site backs onto Sixteenth Street and generated substantial community concern. In April 2005, acting on a motion by Councillor Grimes, Toronto City Council directed City Planning staff to undertake a zoning review of the area. City Planning staff are now initiating the study as the exchange of the Toronto Redi-Mix property for surplus City lands adjacent to a City Works yard has been completed. Study Objectives The objectives of the South Etobicoke Employment Lands Zoning Review are to: Identify the chief sources of land use incompatibility and/or adverse impacts between current industrial employers and homes in the area; Identify the areas of greatest sensitivity to these sources of incompatibility and/or adverse impacts; Review the existing permitted uses in the I.C2 zoning for their potential to contribute to land use incompatibility and/or adverse impacts; and Investigate the use of zoning standards to minimize nuisance affects for sensitive land uses. Provincial Policy The study area is subject to the Growth Plan for the Greater Golden Horseshoe and the Provincial Policy Statement (PPS). Official Plan The area is subject to the Employment policies of the Toronto Official Plan. Employment Districts are areas that can accommodate substantial growth in jobs. They Staff report for information - South Etobicoke Employment Lands Zoning Review 2
are characterized by uses such as manufacturing, warehousing and product assembly activities, and some are exclusively commercial office parks. Lands within the Employment Districts on Map 2 (Urban Structure) of the Official Plan are to be protected for employment uses to meet the City s employment targets. Redesignation for nonemployment uses is not part of this review. All of the lands zoned I.C2 in south Etobicoke are designated as Employment Areas on the Land Use Maps and the majority are part of an Employment District on Map 2 of the Official Plan. Two properties are outside of the Employment District. One is located south of the CN Rail Line and west of Kipling Avenue. The other is located east of Royal York Road. CONTACT Allison Hamlin, Planner Tel. No. 416-394-8878 Fax No. 416-394-6063 E-mail: ahamlin@toronto.ca Brian Gallaugher, Senior Planner Tel. No. 416-394-8230 Fax No. 416-394-6063 E-mail: bgallau@toronto.ca SIGNATURE Gregg Lintern, MCIP, RPP Director, Community Planning Etobicoke York District ATTACHMENTS Attachment 1: South Etobicoke Employment Lands Zoning Review Study Area Attachment 2: Portion of Map 2 (Urban Structure) of the Official Plan Attachment 3: Portion of Map 15 (Land Use) of the Official Plan Attachment 4: Work Plan Attachment 5: Addresses of Lands Zoned I.C2 Staff report for information - South Etobicoke Employment Lands Zoning Review 3
Attachment 1: South Etobicoke Employment Lands Zoning Review Study Area Staff report for information - South Etobicoke Employment Lands Zoning Review 4
Attachment 2: Map 2 (Urban Structure) Staff report for information - South Etobicoke Employment Lands Zoning Review 5
Attachment 3: Map 15 (Land Use) Staff report for information - South Etobicoke Employment Lands Zoning Review 6
Attachment 4: Work Plan South Etobicoke Employment Lands Zoning Review Study Area The study area will include all of the lands zoned I.C2 in Ward 6 (Etobicoke-Lakeshore) and nearby sensitive uses (homes, parks, schools, etc.). The lands zoned I.C2 are generally located along the CN Rail line and south to Birmingham Street. Attachment 1 shows a map of south Etobicoke with the I.C2 zones shown. Community Planning staff will more specifically define the study area through the study process. Study Approach The study will use qualitative research techniques. Planning Staff will work with local residents, land owners, industrial employers and associations, the Ward Councillor and City staff, and representatives from local social agencies (such as LAMP). Work Program and Timeline Phase 1 - Preparation of Report to Community Council with Draft By-law Attached (Fall 2008) Planning Staff will review background information and existing zoning and prepare an inventory of land uses within the study area. Planning Staff will meet with community members and stakeholders. Potential sources of land use incompatibility and/or adverse impacts for sensitive land uses will be identified. Planning Staff will also identify where the proximity of sensitive uses has negatively affected employment uses. This information will form the key areas for recommendations related to restricting uses or introducing development standards. Planning Staff will prepare a report to Community Council any necessary draft Zoning By-law amendments. This document will be used in Phase 2, Community and Stakeholder Consultation. Phase 2 - Community and Stakeholder Consultation (Winter 2009) The City of Toronto will hold a Community and Stakeholder Consultation Meeting at a time (or times) and location to suit both residents and industrial employers. Feedback will be welcomed and incorporated into the final report to Community Council. Phase 3 Consideration of By-law amendments (upon completion of Community and Stakeholder Consultation, estimate late Winter 2009) Community Planning staff will report to Community Council on the outcomes of the Community and Stakeholder Consultation with recommendations for any necessary zoning changes. A statutory public meeting could be scheduled at this time. Staff report for information - South Etobicoke Employment Lands Zoning Review 7
Attachment 5: Addresses of Lands Zoned I.C2 188 New Toronto Street 191 New Toronto Street 198 New Toronto Street 199 New Toronto Street 205 New Toronto Street 207 New Toronto Street 230 New Toronto Street 260 New Toronto Street 280 New Toronto Street 290 New Toronto Street 300 New Toronto Street 290 Dwight Avenue 300 Dwight Avenue 302 Dwight Avenue 49 Judson Street 53 Judson Street 315 Royal York Road 327 Royal York Road 1 Toffee Court 3 Toffee Court 5 Toffee Court 7 Toffee Court 10 Toffee Court 11 Toffee Court 17 Toffee Court 19 Toffee Court 21 Toffee Court 23 Toffee Court 25 Toffee Court 27 Toffee Court 139 Sixteenth Street 143 Sixteenth Street 144 Sixteenth Street 199 Eighth Street 260 Eighth Street 287-289 Horner Avenue 30 Drummond Street 222 Islington Avenue 60 Birmingham Street 70 Birmingham Street 100 Birmingham Street 106 Birmingham Street 225 Birmingham Street 13 Towns Road 15 Towns Road 36 Towns Road 43 Towns Road 120 Twenty-fourth Street Staff report for information - South Etobicoke Employment Lands Zoning Review 8